Singapore’s Government Land Sales (GLS) programme for the second half of 2025 is shaping up to be a game-changer for the property market. With a projected supply of nearly 9,800 new private residential units, it marks the largest launch pipeline in over a decade since 2014.
Key growth nodes like Tanjong Rhu, Dover, and Bedok are in focus, with well-located plots that offer a blend of lifestyle convenience, excellent transport connectivity, and strong future value.
Let’s break down the highlights, the standout sites, and what this means for homebuyers and investors in 2025.
The Numbers at a Glance
| Total private residential units | 9,845 |
| Confirmed list | 5,715 units, Includes 990 Executive Condominium (EC) units |
| Reserve list | 4,130 units |
| Additional supply | ~107,750 sqm commercial space ~880 hotel rooms |
This is the most aggressive land supply since 2014, signaling the government’s intent to cool housing prices and meet pent-up demand especially for prime city-fringe and lifestyle-centric areas.
Spotlight 1: Tanjong Rhu Road – A Rare Comeback
For the first time in nearly 30 years, Tanjong Rhu is getting a new GLS site. Known for its waterfront appeal and exclusivity, this area is about to welcome a ~525-unit residential development.
Why it stands out:
- Unmatched connectivity: Next to Katong Park MRT (TEL) — just 3 stops to Marina Bay.
- Lifestyle perks: Minutes from the Kallang Sports Hub, Singapore Swimming Club, and East Coast Park.
- Family-friendly: Includes a childcare centre, catering to long-term living needs.
Tanjong Rhu’s quiet, leafy charm makes this plot ideal for those seeking prestige and convenience without the density of the city core.
Spotlight 2: Dover Knowledge District – Futureproof for Investors
Located next to One-North and key research institutions, Dover’s GLS site is one of the most exciting on the list. With 625 units and 3,000 sqm of commercial space, it’s likely to draw strong developer and tenant interest.
Why it stands out:
- Expat-rental potential: Serves the biomedical and tech workforce in One-North.
- Educational belt: Proximity to institutions like NUS, ESSEC, and Dover Court makes it attractive for families.
- Urban-planning edge: Part of the upcoming Dover Knowledge District, which integrates work, life, and innovation.
Expect high rental yields and long-term value for investors who secure early units here.
Spotlight 3: Kallang and Newton – Core City Convenience
Kallang Avenue will offer 450 units and limited retail space. Its proximity to Kallang MRT (EWL) and City Square Mall makes it a practical choice for buyers prioritising connectivity and amenities.
Meanwhile, Bukit Timah/Near Newton sees a smaller plot (~340 units) but high desirability due to its D9 location and dual-line MRT access. These sites are great for upgraders or owners seeking prestige with accessibility.
What This Means for Buyers and Investors
1. Increased Choice, Lower Bidding Pressure?
The sheer volume of units may cool feverish bidding seen in past years. Buyers could benefit from more options and moderated prices, especially in the EC and fringe-core markets.
2. Location Matters More Than Ever
Not all GLS plots are created equal. Proximity to MRTs, schools, and business nodes will drive demand. Tanjong Rhu and Dover clearly have a premium edge.
3. Futureproof Investments
These launches are timed with upcoming infrastructure like Thomson-East Coast Line (TEL), the Dover Knowledge District, and URA’s rejuvenation plans—ensuring strong resale and rental prospects in the next 5–10 years.
GLS Timeline — Mark These Months
| October 2025 | Kallang Avenue |
| November 2025 | Tanjong Rhu & Newton |
| December 2025 | Dover Road |
Developers are expected to bid actively, especially for city-fringe parcels with MRT access. If you’re considering buying into a new launch, planning ahead now gives you the upper hand.
Final Thoughts: Strategic Opportunities for 2025
With nearly 10,000 homes in the pipeline, the 2H 2025 GLS slate is a clear statement: Singapore’s housing future is dense, connected, and smartly integrated.
Whether you’re a homeowner aiming for lifestyle upgrade, or an investor eyeing rental yield, opportunities abound especially in rare precincts like Tanjong Rhu and fast-emerging nodes like Dover.
